15 Arden Street

15 Arden Street in Washington Heights, Manhattan, has 8 open HPD violations, 6 of them class C, and 13 of 15 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (38/100).

Multi-family walk-up · 15 units · Built 1920

StreetSpy grade: F (Severe, 38/100)

• 6 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 29 heat or hot water complaints to 311 in the last 12 months.
• 13 of 15 units are rent-stabilized; 14 on the 2007 tax bill.

More open violations per unit than 5 in 10 Manhattan buildings this size.

• Repairs: High (8 open, 6 class C), records as of Oct 24, 2026
• Heat and hot water: 29 complaints, 12 mo, records as of Oct 23, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 26, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

8 open violations: 6 class C (immediately hazardous), 1 class B, 1 class A. 5 issued in the last 12 months. 305 on record. Oldest open violation issued 2024-03-04. Newest violation issued 2026-06-05.

6 closed in the last 90 days. Median 473 days from issue to close for the 9 violations closed in the last 12 months.

3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.

• Class C: Rats (hallway). 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT BACK YARD, issued 2026-06-05. HPD violation 18988691
• Class C: Rats (hallway). 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT THROUGHOUT AT BASEMENT, issued 2026-02-26. HPD violation 18666421
• Class C: Self-closing door not working, 2nd floor. , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES IN THE ENTRANCE LOCATED AT APT 23, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 23), issued 2025-06-30. HPD violation 18057758
• Class C: Roaches, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 23, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 23), issued 2025-06-30. HPD violation 18057759
• Class C: No hot water, throughout the apartment, 2nd floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 23, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 23), issued 2025-06-30. HPD violation 18057756
• Class C: No heat / heating defect (basement). , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES AT DOOR LEADING TO BOILER ROOM AT CELLAR. HPD violation 19309619
• Class B: Floor or stair defect (basement). PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE ALL METAL TREADS AT BUILDING FRONT STAIR LEADING TO CELLAR.. HPD violation 19309616
• Class A: Floor or stair defect, 1st room from the east, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL COMMERCIAL FLOOR TILES IN THE 1st ROOM FROM EAST LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 22), issued 2024-03-04. HPD violation 16713507

311 housing complaints

33 in the last 12 months, 112 in 5 years. Most common: Heat/Hot Water (29), Unsanitary Condition (4).

Bedbugs

The owner reported 0 infested units in the last 3 years of filings. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.

• 2026: No bedbug filing on record for this year
• 2025: Owner reported 0 infested units
• 2024: Owner reported 0 infested units
• 2023: Owner reported 0 infested units
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 5 DOB violations on record. Check on DOB BIS.

Evictions and housing court

2 executed evictions in the last 3 years (3 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

13 of 15 units rent-stabilized as of 2024. Stabilized renewals: 0% for one year and 0% for two years under RGB Order #58 (Oct 1, 2026 to Sep 30, 2027).

Rent-stabilized units on city tax bills: 13 in 2024, 14 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: ARDEN-VERMILYEA PROPERTIES LLC. Head officer: ESTATHIOS VALIOTIS. Managing agent: ALMA REALTY CORP. This owner has 4 buildings on record, 4 graded D or F. See the full portfolio.

Last HPD registration Jul 17, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1021740186, HPD building ID 6121. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Dyckman St (1), 2 min walk
• Dyckman St (A), 6 min walk
• 190 St (A), 9 min walk

How the grade is calculated

Sources: NYC HPD Housing Maintenance Code Violations, NYC 311 Service Requests, NYC HPD Bedbug Reporting, NYC Marshal Evictions (DOI), NYC HPD Housing Litigations, NYC DOB Violations, NYC DOF tax bills (via JustFix Who Owns What portfolio API, v2), NYC HPD Property Registration. Methodology. Report generated 2026-10-27.